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Prepared for prospective buyers — owner-occupants, second-home buyers, golfers, retirees, and investors. This is institutional-grade decision support: every material claim is tagged to its originating source. It is not a solicitation, an appraisal, or a guarantee of value.
The headline numbers, distilled. Detail and methodology follow in each section.
9520 Ekwanok is a 2,252 sq ft, single-level 3-bed / 2-bath home in the Four Seasons neighborhood of Mission Lakes Country Club — a Ted Robinson–designed golf community where the $465 monthly HOA includes unlimited golf for two owners on title plus a full resort amenity set. MLSCMTY At $175/sq ft it is priced below the Desert Hot Springs median of ~$221/sq ft MKT and below the bottom of Mission Lakes' typical $/sq ft band — a genuine value entry into country-club ownership. The kitchen is remodeled (granite, island, skylights), it is one of the larger floor plans in the community, and the seller is motivated, taking all offers with wide financing (Cash, Conventional, FHA, VA, 1031). MLS The honest counterweights are a softer DHS macro (median DOM ~104 days, prices roughly flat-to-slightly-down) and property specifics — septic system, 1988 vintage, no private pool (resort-style community pools/spas instead). MLSMKT
Evidence-based differentiation versus competing Mission Lakes and Desert Hot Springs inventory.
A light-filled single-level plan with all bedrooms down, a main-floor primary suite with dressing area, formal dining + breakfast nook + kitchen island, family and living rooms, and a utility room. MLS Skylights in the kitchen and sliding-door indoor-outdoor flow support the "light and airy" character. MLS At 2,252 sq ft it is among the larger plans in a community where homes run 1,600–2,700 sq ft. CMTY
Kitchen is recorded Remodeled with granite counters, island and skylights. MLS Baths feature double vanities, a Jack-&-Jill dual entry, shower & tub, tile counters and a jetted tub. MLS Flooring is a mix of wood, tile and carpet; roof is clay tile; windows include stained-glass accents. MLS
Golf course within the development and a close-to-clubhouse lot location. MLS Mission Lakes' Ted Robinson course (18 holes, par 71, ~6,737 yds) is included for two owners on title with no greens fees via the HOA — a rare structure in the desert. CMTY
A 0.18-acre lot with landscaped front and back yards, block/stucco/wrought-iron fencing, and a covered concrete patio with awnings. MLS The lot is described as hilltop/hillside, on a private road, reflecting Mission Lakes' elevated setting roughly 1,000 ft above Palm Springs at the mountain base. MLSCMTY
The MLS records "View: No." MLS The hilltop/hillside lot and the community's elevated, mountain-base position suggest desert/mountain outlooks, and the listing references "sun rising over the mountains," but a formal view is not designated — buyers should confirm sightlines on tour. This report does not assert a view beyond the MLS record.
At $175/sq ft, the home prices below the DHS median ($221/sq ft) MKT and below the typical Mission Lakes $/sq ft band — while delivering a larger plan, a remodeled kitchen, and the full HOA amenity package. DNA See the comparison set in §6.
Who this home fits, and the specific, factual reason why.
Unlimited golf for two on title, no greens fees, on a Ted Robinson course — the per-round economics are exceptional for an avid player. CMTYMLS
Single-level, no-step foyer entry, all bedrooms down, low-maintenance HOA grounds, full amenity slate (fitness, pools, pickleball). MLS
HOA covers grounds & amenities; vacant & easy-to-show; staging furniture available outside escrow for a turnkey set-up. MLS
Lock-and-leave community living at a low entry price; resort pools/spas maintained by the association; minutes to Palm Springs. MLSGEO
1031-eligible; larger-than-typical plan at below-median $/sq ft. Note: rental restrictions apply — confirm long-term lease terms with the HOA before underwriting. MLS
FHA & VA financing accepted — a genuinely accessible path into golf-community ownership that most desert clubs don't offer at this price. MLS
Beyond unlimited golf for two, the association amenity list is unusually deep for the price: clubhouse, restaurant & bar, fitness center, tennis, paddle tennis & pickleball, multiple pools & spas, banquet/meeting rooms, billiard & card rooms, sport & basketball courts, greenbelt/park, lake/pond, hiking & biking trails, picnic areas, playground, guest parking, and grounds maintenance & management. MLS For a value buyer, the dues-to-amenities ratio is the headline.
Community character, the golf experience, and the surrounding desert geography.
Mission Lakes is consistently positioned as one of the valley's value-leading golf communities — resort-style amenities "without resort-level costs." MLS The course's final four holes are regarded among the toughest finishing stretches in the desert. CMTY The community's elevation at the San Bernardino mountain base gives it a distinct, slightly cooler and more open feel than the valley floor. The directions reference a main community gate, though the MLS does not classify the community as fully gated — confirm gate/security specifics with the HOA. MLS
Downtown Palm Springs ≈10–15 min via Palm Dr / I-10. GEO
Palm Springs Int'l (PSP) ≈15–20 min. GEO
≈43 mi / ~1 hr to the park; west entrance ~45 min via CA-62. GEO
Immediate I-10 access; DHS shopping/dining minutes away; mineral hot-springs spas nearby. GEO
How Mission Lakes sits among nearby Desert Hot Springs / north-valley options. Balanced, not ranked.
| Community | Typical price | HOA/mo | Golf included? | Character |
|---|---|---|---|---|
| Mission Lakes CC | $355K–$500K | $465 | Yes — unlimited, 2 on title | Full 18-hole club + deep amenities; value leader MLSMKT |
| Skyborne | ~$290K–$450K | $118 | No | Newer master-planned; low dues, no golf MKT |
| Mountain View Country Estates | $400K–$520K | $135 | No | Fee-simple, 387 homes; no golf MKT |
| Hidden Springs CC | $65K–$175K | + land lease | Manufactured-home golf (55+) | Lowest entry; land-lease model MKT |
| Desert Dunes | data unavailable | n/a | Public/championship-adjacent | Robert Trent Jones Jr. public course area GEO |
| Palm Springs CC areas / Cathedral City golf | Generally higher | Varies | Varies | Closer to central PS; typically higher $/sq ft MKT |
Comparable evidence, the PropertyDNA model, and the negotiation environment.
| Reference | Price band | Size band | Implied $/sq ft | Note |
|---|---|---|---|---|
| 9520 Ekwanok (subject) | $395,000 | 2,252 sf | $175 | Remodeled kitchen · larger plan · community pool |
| Mission Lakes CC cohort | $355K–$500K | 1,600–2,700 sf | ~$185–$210 | Golf-included community MKT |
| Desert Hot Springs (all, median) | ~$412K list | — | $221 | Citywide median MKT |
| Mountain View Estates (no golf) | $400K–$520K | 1,200–2,500 sf | ~$200+ | Fee-simple, lower HOA MKT |
The $395K list sits just below the model midpoint — i.e., priced as a value entry rather than a stretch, consistent with a motivated, all-offers seller.
Read: a balanced-to-slightly-buyer environment. With the list already at a value level, the strongest plays are a clean, well-qualified offer near ask and asking the seller to address inspection items (septic, roof, any unpermitted additions) as credits.
Scored at parcel/community context. Lower scores are better (0 = negligible, 100 = severe).
Wind (60, moderate-high) is the distinctive DHS risk — the home sits near the San Gorgonio Pass wind corridor. Budget for wind-rated maintenance; the clay-tile roof and stucco help. RISKMLS
Heat (78, high) is inherent to the desert, modestly tempered by the community's ~1,000-ft elevation and mountain-base breezes. Central AC is in place. MLS
Flood (28, low) — DHS parcels are typically FEMA Zone X (outside the 100-yr floodplain). Confirm the exact zone for APN 661131009; regional pluvial risk exists in storms. RISK
Maintenance (50) — 1988 build, septic system, and an Additions/Alterations condition flag: inspect septic, roof, HVAC, and verify permits for additions. MLS
Liquidity (55) / Resale (50) — DHS carries a longer ~104-day median DOM and flat-to-soft pricing; offset here by value pricing and amenity appeal. MKT
CA market hardening plus wind exposure lift premiums; non-combustible clay-tile roof + stucco + slab help. Get a bound quote early. MLS
$465/mo is low for the amenity set (incl. unlimited golf), but verify reserves, any special assessments, and rental rules. MLS
Value pricing + golf-included story aid resale; the DHS macro and septic/age are the offsets. Buying at/below model protects downside. DNA
Five-year projections at three appreciation paths, anchored to a ~$405K basis.
Desert Hot Springs has recently been flat-to-slightly-down year-over-year MKT, so the conservative path carries the highest confidence. Upside levers: the relative affordability of DHS versus the rest of the valley historically narrows in up-cycles, the golf-included value story supports demand, and buying at/below the model (~$405K vs. $395K list) starts equity from a sound basis rather than a premium. DNA
Highest-ROI moves supported by the home's current condition. Figures are planning estimates.
| Improvement | Est. cost | Est. value lift | Net equity | Confidence |
|---|---|---|---|---|
| Replace carpet w/ LVP / tile (whole-home consistency) | $8K–$14K | $15K–$22K | +$5K–$10K | High |
| Primary & guest bath refresh (vanities, fixtures, surfaces) | $12K–$22K | $20K–$32K | +$8K–$12K | Moderate |
| Desert curb-appeal / xeriscape refresh | $5K–$10K | $10K–$16K | +$4K–$8K | High |
| Interior/exterior paint + lighting modernize | $6K–$12K | $12K–$18K | +$5K–$8K | High |
| Private spa / outdoor-room buildout (lot supports it) | $18K–$35K | $15K–$30K | −$3K–+$5K | Lower |
A balanced ledger. Considerations are contextualized, not weaponized.
Each score carries a one-line factual basis. Scale 0–10.
A balanced conclusion for an informed buyer.
9520 Ekwanok earns serious consideration as a value play. It pairs a larger, single-level, remodeled-kitchen home with a country-club membership structure that is genuinely rare — unlimited golf for two bundled into a $465 HOA alongside a deep amenity set — and it asks $175/sq ft, below both the Desert Hot Springs median and the Mission Lakes band. Those are facts, and together they make a strong affordability-plus-lifestyle case. MLSMKTCMTY
The honest counterweights are macro and mechanical, not dealbreakers: a softer DHS market, a septic system, a 1988 as-is home with an additions/alterations flag, and no private pool (offset by heated community pools/spas). The PropertyDNA model centers value at ≈$410K (range $390K–$435K), so the $395K list is already a value entry rather than a stretch, and the seller is motivated and taking all offers with FHA/VA/1031-friendly terms. DNAMLS
Recommendation: tour and inspect (septic, roof, HVAC, permits), then make a clean, well-qualified offer at or near the $395K list, using inspection findings for targeted credits rather than expecting a deep discount on an already value-priced home. For a golfer, retiree, seasonal owner, or value-focused investor who understands the DHS trade-offs, this is a confident, evidence-backed buy — a lot of home, and a lot of golf, for the money. This is a recommendation to decide with the facts, not under pressure.
What every tag means, and the limits of this analysis.